# House prices in CM23 3 (King's Cross)

This article reveals price per square metre data and various charts to help you understand current housing market in 'CM23 3' (King's Cross, Bishops Stortford) - statistics were last calculated on 31 July 2024.

## Defining 'CM23 3'

This analysis is limited to properties whose postcode starts with "CM23 3", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it King's Cross.

You can click on the map labels to change to a neighbouring sector, or you can enter a different postcode sector (e.g. CM23 4) below.

FYI, a postcode sector is the full postcode without the last two letters.

## Price per square metre

Knowing the average house price in King's Cross is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area
E.g. 102, Nursery Road, King's Cross, Bishops Stortford, sold for £410,000 on Jun-2024. Given the internal area of 77 square metres, the price per sqm is £5,324.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-) They may want to convert square meters on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £4,700-£5,000, £5,000-£5,300, £5,300-£5,600 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 216 sales in King's Cross (CM23 3) that took place in the last two years.

##### Distribution of £ per sqm for King's Cross, Bishops Stortford
Distribution of £ per sqm house prices in King's Cross

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in King's Cross (CM23 3). Of the 216 transactions, half were sold for between £4,410 and £5,560 per square metre. The median, or 'middle', price per square metre in 'CM23 3' is £4,930. Notably, only 25% of properties that sold recently were valued at more than £5,560 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

## Price map for King's Cross, Bishops Stortford

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring Bishops Stortford. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

House price heatmap for King's Cross, Bishops Stortford

## Comparison with neighbouring postcode sectors

The table below shows how 'CM23 3' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
CM23 1 Manuden £4,240 sqm £4,720 sqm £5,070 sqm
CM23 4 Bishops Stortford £4,660 sqm £5,250 sqm £5,890 sqm
CM23 3 King's Cross £4,410 sqm £4,930 sqm £5,560 sqm
CM23 2 Bishops Stortford £4,270 sqm £5,060 sqm £5,890 sqm
CM23 5 Bishops Stortford £4,390 sqm £5,000 sqm £5,410 sqm

## Will Bishops Stortford house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for CM23 3 (King's Cross) compared with both the wider area CM23 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

##### Historic price per square metre in King's Cross,Bishops Stortford
House price trends for King's Cross

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

##### Most recent CM23 3 sales
Recent trends for King's Cross

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Bishops Stortford to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about Bishops Stortford and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information.

## Street level data

Street Avg size Avg £sqm Recent sales
John Dyde Close, King's Cross, CM23 3B 59 sqm £4,033 34
Nursery Road, King's Cross, CM23 3H 71 sqm £5,446 19
South Street, King's Cross, CM23 3F 59 sqm £5,163 18
Tanners Wharf, King's Cross, CM23 3F 80 sqm £3,898 17
Thornbera Road, King's Cross, CM23 3N 92 sqm £4,791 16
River View, King's Cross, CM23 3F 66 sqm £5,020 15
Southmill Road, King's Cross, CM23 3D 76 sqm £5,074 14
Rhodes Avenue, King's Cross, CM23 3J 87 sqm £4,786 14

## Raw data

Our analysis of King's Cross is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.